Class-A Office Building For
For Sale
Contact for pricing
746 E Winchester St, Salt Lake City, UT
Conveniently located office building with class-A finishes and gym.
Property Size3,884 SF
Lot Size2.42 Acres
Price / SF$320
Days on Market624
Property Features for 746 E Winchester St
General Information
Standard status
Active
Size
3,884 SF
Lot size
2.42 Acres
Property subtype
OFFICE
Listing Agency:
InterNet Properties
(801) 355-0600
Listed By:
Brook Hintze · License #11315864-SA00
(801) 860-1515
Source:
Moodyscre
Added: Jan 3, 2025
Changed: Sep 2
Last Checked: Sep 19 at 12:43PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of InterNet Properties
Investment Insights
Based on property information with market context.
This conveniently located office building features class-A finishes. Existing furniture can remain with the unit. A golf simulator is included. Tenants have 24/7 access to an on-site gym. Two covered parking stalls may be purchased with the sale of this 3,884 square foot property. The building is located near numerous dining and shopping options.
Key Highlights
- Class‑A Finishes throughout
- Golf Simulator Included for your enjoyment
- 24/7 Access to On‑Site Gym for ultimate convenience
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$56,314
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.53%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,126,280
$1.1M
Cap Rate 7%
$804,486
$804.5K
Cap Rate 9%
$625,711
$625.7K
Market Conditions
NOI Build-Up for 3,884 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$83.4K $21.48/SF
− Vacancy
−$8.3K −$2.15/SF
EGI
$75.1K $19.33/SF
− OpEx
−$18.8K −$4.83/SF
NOI
$56.3K $14.50/SF
Area
Salt Lake City, UT
Vacancy
10.00%
Lease Rate
$21.48 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,126,280
Cap Rate 7%
$804,486
Cap Rate 9%
$625,711
Alternative Uses
Best Use
Office B
$804.5K
$703.9K – $938.6K
NOI $56,314 @ 7.0% cap · market cap 4.53%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.05M
$915.6K – $1.22M
NOI $73,248 @ 7.0% cap · market cap 5.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
812
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Market
Vacancy Rate% for Office in Salt Lake City, UT
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Frequently Asked Questions
What type of property is this?
Office building - Conveniently located office building with class-A finishes and gym.
Where is this office building located?
The property is located at 746 E Winchester St Salt Lake City, UT.
What is the asking price?
The asking price for this property is $1,242,880.
What are key features of this property?
This property features: Class‑A Finishes throughout; Golf Simulator Included for your enjoyment; 24/7 Access to On‑Site Gym for ultimate convenience
